She was talking about a different Thunder player. KD obviously caught some worthwhile Zs, a fair number of blocks away.

She was talking about a different Thunder player. KD obviously caught some worthwhile Zs, a fair number of blocks away.

Was it Thabo? If so, that would explain those two perplexing turnovers in the first few minutes of the game (when he threw it in the corner & nobody was there & when the Warriors turned it over & KD passed him the ball & he dribbled it off of his foot out of bounds).

I think Ibaka.

It's Ibaka. Looks like the noise didn't affect him! I worry about it though.

It's Ibaka. Looks like the noise didn't affect him! I worry about it though.

I will personally stand guard at all hours of the night -- only the night before games though -- to ensure that no noise is made so that Ibaka can be well rested.

I will personally stand guard at all hours of the night -- only the night before games though -- to ensure that no noise is made so that Ibaka can be well rested.

Just buy him some really good....hell he can afford em...earplugs.

PCXjzGLMosk

2/1/14 from Metro:

http://www.okctalk.com/images/pete/mosaic020114a.jpg


http://www.okctalk.com/images/pete/mosaic020114b.jpg

The top level of this build is going to have some amazing views. 4 stories on top of that garage level will put the top floor over Maywood Lofts.

From today courtesy shawnw... Finally, the second level (and first level of apartments) is going up:

http://www.okctalk.com/images/pete/mosaic021614.jpg

It'll go quick from there.

My future home (hopefully)! Glad to see it going up, but I hope it doesn't get done too fast or it might be full before I can move in.

My future home (hopefully)! Glad to see it going up, but I hope it doesn't get done too fast or it might be full before I can move in.

Get on the list! Maywood II will be after, and it seems like Level (where I live) has turnover. And a pool. We have a pool.

I've been on the list since December. I'll probably look around once graduation gets closer, but this is what I am hoping for at this point.

I've been on the list since December. I'll probably look around once graduation gets closer, but this is what I am hoping for at this point.

We'll, if you don't get that, there should be plenty of other options. Good luck, it's a fun neighborhood.

Get on the list! Maywood II will be after, and it seems like Level (where I live) has turnover. And a pool. We have a pool.

Are there any plans to redo the landscaping at Level?

Mosaic and the emerging Deep Deuce skyline from 4th & Broadway (courtesy shawnw):

http://www.okctalk.com/images/pete/mosaic021814.jpg

Are there any plans to redo the landscaping at Level?

No idea. Is there something wrong with it, aside from being a bit sparse?

No idea. Is there something wrong with it, aside from being a bit sparse?

It seems like many of the smaller shrubs and plants had died off and the trees weren't doing all that well. Of course, I really wish they'd add more in general as it is very sparse.

Love that crappy Brownstones west wall face! Man o man...

Yes it would be nice if the 'overall' current Brownstone holders did not oppose the flats being built there as planned.

Yes it would be nice if the 'overall' current Brownstone holders did not oppose the flats being built there as planned.

To be fair, they're only enforcing the rules that the very same developer made for the neighborhood and promised to them when they bought their homes from him.

Yes, just a shame that northern side of DeepDeuce is going unfinished after getting a huge headstart, and now the south side along 2nd is almost entirely built out. I would like to see more Brownstones built to finish the streetwall, and then there is a whole additional row of Brownstones that were supposed to go along where the Maywood Apartments are now. Dig me up when those are finished...

Looking up Oklahoma, which is another cool emerging street scene:

http://www.okctalk.com/images/pete/mosaic022214.jpg

http://www.okctalk.com/attachments/development-buildings/6808d1393255790-mosaic-mosaic022214a.jpg



http://www.okctalk.com/attachments/development-buildings/6809d1393255791-mosaic-mosaic022214b.jpg



http://www.okctalk.com/attachments/development-buildings/6810d1393255791-mosaic-mosaic022214c.jpg



http://www.okctalk.com/attachments/development-buildings/6811d1393255792-mosaic-mosaic022214d.jpg

That view down Walnut will be even cooler once Maywood Apartments #2 is done.

Nice alliteration ring to it.
Deep Deuce Density.

http://farm8.staticflickr.com/7304/12839144085_f97468678b_b.jpg (http://www.flickr.com/photos/77483833@N04/12839144085/)
Mosaic (http://www.flickr.com/photos/77483833@N04/12839144085/) by lazio85 (http://www.flickr.com/people/77483833@N04/), on Flickr

For those that have been concerned about what seems to be a slowdown in construction activity, I've learned they are actually ahead of schedule.

What's the total cost on this project?

$24 million.

For those that have been concerned about what seems to be a slowdown in construction activity, I've learned they are actually ahead of schedule.

I walk past it daily and it seemed like a bit of a lull. I can't wait for some more street-level retail, even if it's just a unit or two.

I didn't take a pic, but there were a lot of workers working on the existing levels today. Hopefully it'll continue going vertical again soon...

$24 million.

Wow…That's 247.4k per unit.

The framing for level two (pun not intended, just a happy coincidence) is going up right now. The northeast corner is nearly complete.

Wow…That's 247.4k per unit.

Wouldn't the retail square footage factor into that per unit formula?

Wouldn't the retail square footage factor into that per unit formula?

Sure, and probably more so than other developments because it consists of a larger percentage of overall space.

I think it probably has a lot more to do with economy of scale.

But even so, it's still a lot to spend for a 97 unit complex, and I get the impression that they will be nicer units than anything else that's on the for-lease market in Deep Deuce.

Yes it would be nice if the 'overall' current Brownstone holders did not oppose the flats being built there as planned.

They need the space for more 1-story entertainment room expansions.

I only oppose the design for the flats, not the concept. But I'm not really sure what's happening with them at this point in time.

They need the space for more 1-story entertainment room expansions.

At least that helps their property value. It will probably be one of the most vAluabke owner occupied units on the street. You can't blame the people who actually own property there for wanting development that adds value (and I creases their comps) as opposed to the crap ass stucco rentals like this that the developers have been doing that have already started rotting.

At least that helps their property value. It will probably be one of the most vAluabke owner occupied units on the street. You can't blame the people who actually own property there for wanting development that adds value (and I creases their comps) as opposed to the crap ass stucco rentals like this that the developers have been doing that have already started rotting.

Well, if they wanted the entire neighborhood to be $300/sq ft town houses, it'd still be 80% vacant lots. It's mixed-level residential and the townhouse owners are better off for it, IMO.

If the whole area were 3 and 4 story townhouses it would be incredibly monotonous. But now every townhouse with a top floor balcony has been sold or is pending. I doubt the initial developers want to take a chance on building more, but they finally could probably sell them.

Well, if they wanted the entire neighborhood to be $300/sq ft town houses, it'd still be 80% vacant lots. It's mixed-level residential and the townhouse owners are better off for it, IMO.

They're better off for some of the amenities, but not from the lack of upkeep by the level operators, or the residents who's dogs crap all over maywood, or the destruction to neighborhood infrastructure caused by negligent developers. And if anything it sounds like they're just trying to maintain the mix of the area rather than it become 80% poorly maintained stucco structures. I don't blame them for wanting to see the remaining lots be used to expand the brownstone aesthetic and help maintain that balance.

Really though I was just responding to the snide and arrogant spirit of Spartans comment which doesn't factor in the realities of the neighborhood. It's rediculous to be harping on actual owners, these people who don't just talk about downtown, but have invested heavily in it to live in it, just because they would rather see the agreements made when they bought their houses be honored.

If the whole area were 3 and 4 story townhouses it would be incredibly monotonous. But now every townhouse with a top floor balcony has been sold or is pending. I doubt the initial developers want to take a chance on building more, but they finally could probably sell them.

From what I understand, the developers get offers from people wanting to build brownstones all the time. They just don't take them. The demand is there.

Well, if they wanted the entire neighborhood to be $300/sq ft town houses, it'd still be 80% vacant lots. It's mixed-level residential and the townhouse owners are better off for it, IMO.

They're better off for some of the amenities, but not from the lack of upkeep by the level operators, the residents who's dogs crap all over maywood, or the destruction to neighborhood infrastructure cause by negligent developers. And if anything it sounds like they're just trying to maintain the mix of the area rather than it become 80% poorly maintained stucco structures.

Really though I was just responding to the snide and arrogant spirit of Spartans comment which doesn't factor in the realities if the neighborhood. It's rediculous to be harping on actual owners, these people who don't just talk about downtown, but have invested heavily in it to live in it, just because they would rather the agreements made when they bought their houses to be honored.

They're better off for some of the amenities, but not from the lack of upkeep by the level operators, or the residents who's dogs crap all over maywood, or the destruction to neighborhood infrastructure caused by negligent developers. And if anything it sounds like they're just trying to maintain the mix of the area rather than it become 80% poorly maintained stucco structures. I don't blame them for wanting to see the remaining lots be used to expand the brownstone aesthetic and help maintain that balance.

Really though I was just responding to the snide and arrogant spirit of Spartans comment which doesn't factor in the realities of the neighborhood. It's rediculous to be harping on actual owners, these people who don't just talk about downtown, but have invested heavily in it to live in it, just because they would rather see the agreements made when they bought their houses be honored.

I would disagree with lack of upkeep from Level. They're constantly doing work. Did you notice them replacing all of the window and door trim over the last few months? I agree that the stucco isn't terribly pleasing, but that's between the developers and the city.

I would have considered a flat, or something similar. Sorry, the townhouses are above my price range. You seem to take this topic personally. What agreements are you referring to?

I would disagree with lack of upkeep from Level. They're constantly doing work. Did you notice them replacing all of the window and door trim over the last few months? I agree that the stucco isn't terribly pleasing, but that's between the developers and the city.

I would have considered a flat, or something similar. Sorry, the townhouses are above my price range. You seem to take this topic personally. What agreements are you referring to?

Sorry, I have a friend that owns one so I know what's been going on.

Basically, the developers drew up a some covenants for tha HOA to attract buyers when they began selling the properties. Among other things they included restrictions on multi family housing and strict design specifications that would be enforced by an architectural committee. This was to alleviate any concerns with the unknown of what would be developed on the remaining lots as the market went south and they couldn't build any more. Based on those guidelines, some people did choose to invest a lot of money into a house there. It also restricted what they may want to do there, but they agreed and complied, knowing that it would help maintain the value of the properties they invested in.

Now the developers want to undo that out of convenience to them and opportunity. My understanding is that the resistance to multi family is not as strong as the desire for quality development. Level has begun to fix some of the problems that naturally have occurred with the type of material they chose to build with, but that was a result of efforts from the districts HOA, aka the homeowners, and even that was contested by the level operators. The owners have only been trying to preserve the quality of development originally intended and promised by the developers. Why people here have reacted negatively to that, I don't understand. They just want to proactively prevent the neighborhood from being dumbed down while the developments around it are steppong it up. I don't think quality flats would be resisted, but to date the developers want to depart from that and compromise on materials and design. I don't get that.

Deep deuce is becoming an amazing area where there are a multitude of price options and amenities. I understand that not everyone can buy into one of the brownstones. But there are a ton of options in the area that are no where near that kind of investment. There are more lofts, flats, and rental apartments than there are brownstones. So, IMO, it's actually a good thing that the brownstone HOA is trying to make sure that option remains a significant part of the mix. They will be there longer than anyone else down there. So, it seems short sighted to criticize them for approving of development that complies with that vision and the agreements made. Spartan is demonizing a small addition just because it's small, when it will probably be of better quality than any flat that the developers have proposed to date. Meanwhile, the flaws the of much larger developments in the area are overlooked.

Sorry, I have a friend that owns one so I know what's been going on.

Basically, the developers drew up a some covenants for tha HOA to attract buyers when they began selling the properties. Among other things they included restrictions on multi family housing and strict design specifications that would be enforced by an architectural committee. This was to alleviate any concerns with the unknown of what would be developed on the remaining lots as the market went south and they couldn't build any more. Based on those guidelines, some people did choose to invest a lot of money into a house there. It also restricted what they may want to do there, but they agreed and complied, knowing that it would help maintain the value of the properties they invested in.

Now the developers want to undo that out of convenience to them and opportunity. My understanding is that the resistance to multi family is not as strong as the desire for quality development. Level has begun to fix some of the problems that naturally have occurred with the type of material they chose to build with, but that was a result of efforts from the districts HOA, aka the homeowners, and even that was contested by the level operators. The owners have only been trying to preserve the quality of development originally intended and promised by the developers. Why people here have reacted negatively to that, I don't understand. They just want to proactively prevent the neighborhood from being dumbed down while the developments around it are steppong it up. I don't think quality flats would be resisted, but to date the developers want to depart from that and compromise on materials and design. I don't get that.

Deep deuce is becoming an amazing area where there are a multitude of price options and amenities. I understand that not everyone can buy into one of the brownstones. But there are a ton of options in the area that are no where near that kind of investment. There are more lofts, flats, and rental apartments than there are brownstones. So, IMO, it's actually a good thing that the brownstone HOA is trying to make sure that option remains a significant part of the mix. They will be there longer than anyone else down there. So, it seems short sighted to criticize them for approving of development that complies with that vision and the agreements made. Spartan is demonizing a small addition just because it's small, when it will probably be of better quality than any flat that the developers have proposed to date. Meanwhile, the flaws the of much larger developments in the area are overlooked.

I'm new to the neighborhood, so excuse me, but is there a design review board like there is in bricktown? And yes, I can appreciate some of the concerns for the first-movers in the area. Those properties weren't cheap.

From shawnw:

http://www.okctalk.com/attachments/development-buildings/7404d1397410448-mosaic-mosaic041214a.gif


http://www.okctalk.com/attachments/development-buildings/7405d1397410449-mosaic-mosaic041214b.jpg

If the whole area were 3 and 4 story townhouses it would be incredibly monotonous. But now every townhouse with a top floor balcony has been sold or is pending. I doubt the initial developers want to take a chance on building more, but they finally could probably sell them.

I wonder if it'll be hard to sell the 'stones on the south side of 3rd street, the smaller ones. Looks like any view they would've had facing S/SW will be mostly obscured by Mosaic.

At least that helps their property value. It will probably be one of the most vAluabke owner occupied units on the street. You can't blame the people who actually own property there for wanting development that adds value (and I creases their comps) as opposed to the crap ass stucco rentals like this that the developers have been doing that have already started rotting.

I'm confused, how does a one story addition sucking up street frontage add value over a more significant structure like say...completing the rest of the planned Brownstones?

I'm confused, how does a one story addition sucking up street frontage add value over a more significant structure like say...completing the rest of the planned Brownstones?

I guess it depends on your point of view, either from the guy building the addition or everyone else.

From what I understand, the developers get offers from people wanting to build brownstones all the time. They just don't take them. The demand is there.

That's asinine.

That's asinine.

There are at least 3 for sale after how many years? I wouldn't call that overwhelming demand.

If "upkeep" is such a big deal to owners of the Brownstones, perhaps they can succeed in convincing their own developer to do something about the most unsightly deterioration in the entire neighborhood: the God-awful styrofoam-looking substance ON THE BROWNSTONES that has been marring views of Deep Deuce for years. Also, the same development group has allowed the ghastly one-story appendage to their otherwise quality development, further detracting from the neighborhood. Currently, Level is in far better condition to the casual observer than the Brownstones are. Also, the Maywood lofts are much more unsightly than Level, and up to now, have failed at providing quality retail interaction with the street, an area in which Level has also succeeded.



(insert throwing stones analogy here).

I don't have a dog in this fight but the man makes a point...

There are at least 3 for sale after how many years? I wouldn't call that overwhelming demand.

What are the specs of the ones for sale compared to the ones that Bradshaw has had offers to build? A central concept to the brownstones is that not all are equal.

Nobody called it overwhelming demand. But The Hill, a dinstinctly lesser development to the Brownstones, is rescued from the dead and can't build them fast enough. How does Bradshaw expect to sell the units that remain when he won't even finish them out inside and have the exterior views of the project in a presentable condition?

If "upkeep" is such a big deal to owners of the Brownstones, perhaps they can succeed in convincing their own developer to do something about the most unsightly deterioration in the entire neighborhood: the God-awful styrofoam-looking substance ON THE BROWNSTONES that has been marring views of Deep Deuce for years. Also, the same development group has allowed the ghastly one-story appendage to their otherwise quality development, further detracting from the neighborhood. Currently, Level is in far better condition to the casual observer than the Brownstones are. Also, the Maywood lofts are much more unsightly than Level, and up to now, have failed at providing quality retail interaction with the street, an area in which Level has also succeeded.



(insert throwing stones analogy here).

Again, limited knowledge leads to uninformed opinions. The owners of the Brownstones have tried to get the developers to finish the ends where there is exposed Styrofoam. They have refuse to do it. And I don't know if you have been paying attention, but the owner of the "ghatsly" one story appendage will be bricking up the west facing exposure, at their own expense, and it's finish will match the brownstones with brick, capstones, and iron railings like that of the other brownstones with top floor patios.

Level is only in better condition from a VERY casual observer. Try walk around that thing on the street. The landscaping is non existent. The stucco is full flaws and discoloration and just about every side of it except the east side is pretty desolate. The Maywood lofts and overall design is way more appealing. It doesn't have the street interaction that a very small part of Level does, but the it was built way better and the people that live there actively take action to maintain the neighborhood, as opposed to Level residents who literally crap all over Maywood.

Level residents who literally crap all over Maywood[/B].

I take umbrage with that statement, I have seen my share people from every part of DD leave dog crap on the ground. It's not just Level tenants. I won't argue with the part about the stucco, however. Bad finish on an otherwise fine design. I'd also ask what the brownstone owners thought they were getting into, did they think it was never going to be a mixed-residential area?

Again, limited knowledge leads to uninformed opinions. The owners of the Brownstones have tried to get the developers to finish the ends where there is exposed Styrofoam. They have refuse to do it. And I don't know if you have been paying attention, but the owner of the "ghatsly" one story appendage will be bricking up the west facing exposure, at their own expense, and it's finish will match the brownstones with brick, capstones, and iron railings like that of the other brownstones with top floor patios.

Level is only in better condition from a VERY casual observer. Try walk around that thing on the street. The landscaping is non existent. The stucco is full flaws and discoloration and just about every side of it except the east side is pretty desolate. The Maywood lofts and overall design is way more appealing. It doesn't have the street interaction that a very small part of Level does, but the it was built way better and the people that live there actively take action to maintain the neighborhood, as opposed to Level residents who literally crap all over Maywood.

I actually did just that this weekend. And you, my friend, are spot on. Level is deteriorating very quickly.

I'm confused, how does a one story addition sucking up street frontage add value over a more significant structure like say...completing the rest of the planned Brownstones?

Easy! Bradshaw and Garrett have so alienated the owners and prospective buyers, that any lot sold to someone else is a chance to break the stalemate. They have in the past insisted that lots are only sold IF the buyer allows them to build! With the bad blood and horrible management, no one in their right mind will buy with strings attached. It is so bad that one of our owners left the homeowners meeting last month and immediately put their house on the market! They moved out last week. :(

The area will not live ip to its potential until the original developers are gone completely! By way of example, the landscaping looks like **** because the developers haven't paid their dues.